Agenda item

Proposal: Outline planning application for up to 80 dwellings, including vehicular access, pedestrian and cycle links, public open space, landscaping, drainage and associated works (All matters reserved except access)

Location: Land South of A15 West of Peterborough Road, Market Deeping

Recommendation: To authorise the Assistant Director – Planning to GRANT planning permission – subject to conditions and subject to the completion of a Section 106 Agreement

Proposal: Outline planning application for up to 80 dwellings, including vehicular access, pedestrian and cycle links, public open space, landscaping, drainage and associated works (All matters reserved except access)

 

Location: Land South of A15 West of Peterborough Road, Market Deeping

 

Recommendation: To authorise the Assistant Director – Planning to GRANT planning permission – subject to conditions and subject to the completion of a Section 106 Agreement

 

Cllr Byrd declared that she was the District Ward Member and a member of the relevant Town Council and Neighbourhood Plan Group. However, she would be objective and remain openminded.

 

Noting comments in the public speaking session by:

 

-Mr Robert Love – Agent, Bidwells.

 

Together with:

 

-Provisions within the SKDC Local Plan 2011-2036

-Provisions within the National Planning Policy Framework (NPPF)

-Provisions within the Neighbourhood Plan

-Provisions within the Supplementary Planning Document.

-Comments received by 5.1         LCC Highways & SuDS Support

-Comments received by Lincolnshire County Council (Education)

-Comments received by NHS Integrated Care Board

-Comments received by Deepings Neighbourhood Plan Group

-Comments received by Anglican Water Services

-Comments received by Welland and Deeping Internal Drainage Board

-Comments received by Lincolnshire Wildlife Trust

-Comments received by SKDC Affordable Housing Officer

-Comments received by SKDC Environmental Protection Officer

-Comments received by SKDC Conservation Officer

-Comments received by Historic England Comments

-Comments received by Market Deeping Town Council

-Comments received by Heritage Lincolnshire

-Comments received by Market Deeping Town Council.

 

 

During questions to Public Speakers, Members commented on:

 

-Whether the open spaces and BNG targets would remain. The speaker confirmed that the Development Framework Plan sets out open space areas to the West and further development areas to the East. Regarding the BNG level would be secured at 45% within the planning conditions and Section 106 agreement, significantly in excess of the 10% required. 

 

During questions to Officers and debate, Members commented on:

 

-Further details of the crossing point in Section 5.4.7 of the proposal, particularly with regards securing a safe design. The Planning Officer confirmed that whilst the location of the crossing had been identified, there were still options for the exact detail of the crossing. Additionally, the Local Highways Authority had been consulted and they had requested the condition of a foot/cycleway being included either within or along the front of the site.

 

-Section 7.7.7 regarding the hedgerow along the eastern boundary with Peterborough Road. The Planning Officer stated that the exact layout was yet to be confirmed and this would determine how much of the hedge will remain. However, the developer is minded to keep ‘as much of the hedge as possible.’

 

-The Lincolnshire County Council (LCC) education contribution and whether there was any scope for the amounts to be reviewed. The Planning Officer stated that the exact figure could only be determined when they know the exact number of residential properties to be built on the site.

 

-Whether the Section 106 funding would be sufficient for the proposals. The Planning Officer confirmed this. 

 

-Members praised the developer for their engagement with local groups and residents.

 

 

It was proposed, seconded and AGREED unanimously to authorise the Assistant Director – Planning to GRANT planning permission – subject to conditions and subject to the completion of a Section 106 Agreement.

 

 

Time Limit for Commencement

 

1.    The development hereby permitted shall be commenced before the expiration of three years from the date of this permission or two years from the approval of the last of the reserved matters, whichever is the latter.

 

Reason: In order that the development is commenced in a timely manner, as set out in Section 92 of the Town and Country Planning Act 1990 (as amended).

 

2.    Details of the reserved matters shall have been submitted to the Local Planning Authority for approval within three years from the date of this permission. Approval of all reserved matters shall have been obtained from the Local Planning Authority in writing before any development is commenced.

 

Reason: To enable the Local Planning Authority to control the development in detail and in order that the development is commenced in a timely manner, as set out in Section 92 of the Town and Country Planning Act 1990 (as amended).

 

Approved Plans

 

3.    The development hereby permitted shall be carried out in accordance with the planning application form, and with following list of approved plans:

 

Development Access General Arrangement Drawing (Ref:23810_03_020_01/ Rev B) Drawing No. UDS73162-A1-1401 Rev A Parameter Plan (in so far as access only)

         

Unless otherwise required by another condition of this permission.

 

Reason: To define the permission and for the avoidance of doubt.

 

Pre-commencement

 

4.    The development hereby permitted shall be carried out in accordance with the broad principles of the following plans:

 

Drawing No. UDS73162-A1-1401 Rev A Parameter Plan

 

Reason: To define the permission and for the avoidance of doubt.

 

5.    Before the development hereby permitted is commenced, details demonstrating how the proposed dwellings would comply with the requirements of Local Plan Policy SB1  must be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of how carbon dioxide emissions would be minimised through the design and construction of the buildings; details of water efficiency and the provision of electric car charging points.

 

The approved sustainable building measures shall be completed in full for each dwelling, in accordance with the agreed scheme, prior to the first occupation of each dwelling hereby permitted.

 

Reason: To ensure the development mitigates and adapts against climate change in accordance with Local Plan Policy SB1.

 

6.    Before the development hereby permitted is commenced, a Construction Management Plan and Method Statement shall have been submitted to and approved in writing by the Local Planning Authority. The Management Plan and Method Statement shall indicate measures to mitigate against traffic generation and drainage of the site during the construction stage of the proposed development. The Construction Management Plan and Method Statement shall be strictly adhered to throughout the construction period.

 

Reason: To ensure that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, the permitted development during construction and to ensure that suitable traffic routes are agreed.

 

7.    Before the development hereby permitted is commenced, a written scheme of archaeological investigation shall have been submitted to and approved in writing by the Local Planning Authority. This evaluation should consist of a programme of trial trenching.

 

Thereafter, the archaeological investigations shall be carried out in accordance with the approved Written Scheme of Investigation.

 

Reason: In order to provide a reasonable opportunity to record the history of the site and in accordance with Policy EN6 of the adopted South Kesteven Local Plan and the NPPF (section 16)

 

8.    As part of any reserved matters application relating to layout and / or scale, plans showing the existing and proposed land levels of the site including site sections, spot heights, contours and the finished floor levels of all buildings with reference to neighbouring properties/and off-site datum point shall have been submitted to and approved in writing by the      Local Planning Authority.

 

Thereafter, the development shall be carried out in accordance with the approved details, and the site levels completed in accordance with the approved phasing required by Condition 6 above.

 

Reason: In the interests of the visual amenities of the area and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

9.    As part of any reserved matters application relating to layout, an updated acoustic assessment shall be submitted which models the impact of noise sources and shall identify any necessary mitigation measures. 

 

Reason: In the interests of protecting the amenities of future occupiers of the dwellings in accordance with Policy DE1 of the South Kesteven Local Plan.

 

10.Before the development hereby permitted is commenced, a surface water drainage scheme which shall have been submitted to and approved in writing by the Local Planning Authority.

 

The scheme shall:

 

 

No dwelling/ no part of the development shall be occupied until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full, in accordance with the approved details.

 

Reason: To ensure that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, or upstream of, the permitted development.

 

11.No works pursuant to this permission shall commence, unless otherwise agreed in writing by the Local Planning Authority, until there have been submitted to and approved in writing:

 

a.    A site investigation report assessing the ground conditions of the site and incorporating chemical and gas analysis identified as appropriate by the Phase I Geo-Environmental Desk Study (M-EC) (March 2024) (Revision B); and if required.

 

b.    A detailed scheme for remedial works (should such works be required) and measures to be undertaken to avoid risk from contaminants and / or gases when the site is developed and proposals for future maintenance and monitoring. Such a scheme shall include nomination of a competent person to oversee the implementation of the works.

 

Reason: Previous activities associated with this site may have caused, or had the potential to cause, land contamination and to ensure that the proposed site investigations and remediation will not cause pollution in the interests of the amenities of future residents and users of the development; and in accordance with Policy EN4 (Pollution Control) of the adopted Local Plan and guidance contained in the NPPF.

 

12.As part of any reserved matters application(s) relating to appearance, details of the materials (including the colour of render, paintwork or colourwash) to be used in the construction of the external surfaces of the development hereby permitted shall have been submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

During Building Works

 

13.All works on site shall be carried out in accordance with the recommendations of the Ecological Impact Assessment (Section 4 of the Ecological Impact Assessment ref RSE_5864_R2_V3_ECIA Issued April 2024 RammSanderson)

 

Reason: To provide ecological enhancement and comply with Policy EN2 of the adopted South Kesteven Local Plan and Section 15 of the NPPF

 

Before the Development is Occupied

 

14.The development hereby permitted shall not be occupied before a 3-metre-wide footway/ cycleway from the crossing to the northeast of the site along or adjacent to Peterborough Road, to the south-eastern area of the site and continuing to Towngate Westhas been provided in accordance with details that shall first have been submitted to, and approved in writing by, the Local Planning Authority. The works shall also include appropriate arrangements for the management of surface water run-off from the highway.

 

Reason: To ensure the provision of safe and adequate pedestrian and cycle access to the permitted development, without increasing flood risk to the highway and adjacent land and property.

 

15.The development hereby permitted shall not be occupied before the crossing point to the North of the site, on Peterborough Road, has been upgraded to an island crossing, in accordance with details that shall first have been submitted to, and approved in writing by, the Local Planning Authority. The works shall also include appropriate arrangements for the management of surface water run-off from the highway.

 

Reason: To ensure the provision of safe and adequate pedestrian and cycle access to the permitted development, without increasing flood risk to the highway and adjacent land and property.

 

16.Before any dwelling is occupied, all of that part of the estate road and associated footways that forms the junction with Peterborough Road, which will be constructed within the limits of the existing highway, shall be laid out and constructed to finished surface levels in accordance with details to be submitted to, and approved in writing by, the Local Planning Authority.

 

Reason: In the interests of safety, to avoid the creation of pedestrian trip hazards within the public highway from surfacing materials, manholes and gullies that may otherwise remain for an extended period at dissimilar, interim construction levels.

 

17.Before any dwelling hereby permitted is occupied, the scheme for acoustic mitigation and ventilation, shall have been completed in full.

 

Reason: To ensure that future residents of the development benefit from an appropriate level of amenity in accordance with Policy DE1 and EN4 of the adopted South Kesteven Local Plan.

 

18.The development hereby permitted shall not be occupied or brought into use until a verification report has been submitted to and approved in writing by the Local Planning Authority. The report shall have been submitted by the agreed competent person and identify that the approved remedial works have been implemented. The report shall include, unless otherwise agreed in writing:

 

a.    A complete record of remediation activities, and data collected, as identified in the remediation scheme to support compliance with the agreed remediation objectives.

b.    Photographs of the remediation works in progress; and

c.     Certificates demonstrating that imported and / or material left in situ is free from contamination. Thereafter, the scheme shall be monitored and maintained in accordance with the approved scheme.

 

Reason: Previous activities associated with this site may have caused or had the potential to cause, land contamination and to ensure that the proposed site investigations and remediation will not cause pollution in the interests of the amenities of future residents and users of the development; and in accordance with Policy EN4 of the adopted South Kesteven Local Plan and national guidance contained in the National Planning Policy Framework.

 

Ongoing

 

19.The number of dwellings to be constructed on the application site shall not exceed 80 in total.

 

Reason: To define the permission and for the avoidance of doubt.